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Dismissed10 April 20243329220

38-40 North Road, Birkenhead, CH42 7JF

Planning appeal 3329220 at 38-40 North Road, Birkenhead, CH42 7JF (Wirral Metropolitan Borough Council) was dismissed on 10 April 2024 by Inspector Smith J, by written representations. The main issue, as the Inspector framed it: the effect of an additional HMO on the local housing mix and character.

change of use and conversion of a 16 bed Residential Care Home (Use Class C2) to a 15 bed House in Multiple Occupation (HMO) (Use Class Sui generis)

Authority
Wirral Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Smith J
Postcode
CH42 7JF

Main issues, as the Inspector framed them

  • the effect of an additional HMO on the local housing mix and character

What decided it

The adverse impacts on the local housing mix and character of the villa estate, arising from the concentration of HMO activity in a family dwelling area, significantly and demonstrably outweighed the benefits of delivering HMO bed spaces.

the benefits of housing supply and efficient use of previously developed land were significantly and demonstrably outweighed by the adverse impacts on local housing mix and character of the villa estate

What the Inspector cited

Development plan policies
Policy 2 of the Devonshire Park Neighbourhood Plan 2014-2030Policy HS4 of the Wirral UDPPolicy HS14 of the Wirral UDPPolicy URN1 of the Wirral UDP
National Planning Policy Framework
Paragraph 11

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.